Complete Guide to Minnesota Point-of-Sale Inspection Requirements: What Every Home Seller Needs to Know
Table of Contents
- Introduction
- Types of Point-of-Sale Inspections
- Cities Requiring Truth-in-Sale of Housing (TISH) Inspections
- Cities Requiring Inflow and Infiltration (I/I) Inspections
- Septic System Compliance Inspections
- Well Disclosure and Testing Requirements
- Other Municipal Inspection Requirements
- What Home Sellers Need to Know
- Get Expert Guidance
Introduction
When selling your home in Minnesota, particularly in the Twin Cities area and surrounding communities, you may encounter municipal requirements for various point-of-sale inspections. These mandatory inspections must be completed before you can sell your property or, in some cases, even before you can list it for sale.
Many home sellers are surprised to learn about these requirements, which can vary dramatically from one city to the next. Missing or delaying these inspections can postpone your closing date, result in financial penalties, or create complications in your real estate transaction.
As your Twin Cities real estate experts, we've created this comprehensive guide to help you navigate the complex landscape of point-of-sale inspection requirements within a 2-hour radius of Minneapolis. This resource will help you understand what inspections your municipality requires, when they need to be completed, and what to expect from the process.
Types of Point-of-Sale Inspections
Minnesota municipalities may require several different types of inspections before a property can be sold:
- Truth-in-Sale of Housing (TISH) Inspections: These evaluate the general condition and safety of the home, focusing on items that present risks to life or health.
- Inflow and Infiltration (I/I) Inspections: These check whether clear water sources (like sump pumps, foundation drains, or roof downspouts) are improperly connected to the sanitary sewer system.
- Septic System Compliance Inspections: For properties not connected to municipal sewer systems, these verify that private septic systems meet current standards.
- Well Inspections: These ensure that private wells meet safety standards or have been properly sealed if abandoned.
- Rental Conversion Inspections: Some cities require additional inspections when converting a rental property back to owner-occupied status.
Let's examine which cities require these inspections and what's involved in each process.
Cities Requiring Truth-in-Sale of Housing (TISH) Inspections
The following cities in the Minneapolis-St. Paul metro area require TISH inspections. Requirements vary by municipality, so I've included key details for each:
Bloomington
- When Required: Before listing the property
- Validity Period: 1 year
- Contact: 952-563-8930 or [email protected]
- Official Information: Bloomington Time-of-Sale Program
Columbia Heights
- When Required: Before selling the property
- Program Name: Time-of-Sale (TOS) Housing Inspection Program
- Fee: $160 for initial and final inspections
- Special Requirements: Also requires sewer line inspection
- Repair Requirements: Hazards must be corrected or buyer must provide escrow funds
- Official Information: Columbia Heights Time of Sale Program
Maplewood
- When Required: Prior to sale
- Repair Requirements: Seller not required to fix items found in report
- Official Information: Maplewood Truth-in-Sale of Housing
Minneapolis
- When Required: Within 3 days of listing the property for sale
- Validity Period: 2 years or until property ownership changes
- Repair Requirements: Some items must be repaired before closing
- Official Information: Minneapolis TISH Information
New Hope
- When Required: Before listing
- Special Note: If seller cannot make required repairs, buyer may commit to completing them within 90 days of closing
- Official Information: New Hope Point of Sale and New Hope Point of Sale Overview (PDF)
Richfield
- When Required: Before listing
- Fee: $150 single family, $250 two-family, $100 condominium
- Official Information: Richfield Point of Sale Inspections
St. Paul
- When Required: Must be available within 3 days of listing
- Validity Period: 1 year (365 days) from issuance
- Repair Requirements: Only hard-wired smoke detectors are required
- Official Information: St. Paul TISH Information
St. Louis Park
- When Required: Before listing
- Application: Property Maintenance Inspection Permit required
- Official Information: St. Louis Park Housing Inspection
South St. Paul
- When Required: Before listing
- Official Information: South St. Paul Time of Sale
Cities Requiring Inflow and Infiltration (I/I) Inspections
Inflow and Infiltration (I/I) inspections focus on preventing clear water from entering the sanitary sewer system, which can overload treatment facilities during heavy rainfall. These cities require I/I inspections:
Golden Valley
- When Required: Before property can be sold
- Process: Inspection includes televising the sewer line and checking sump pump connections
- Compliance Period: Repairs should be completed within 180 days of first inspection
- Official Information: Golden Valley I/I Program
Mounds View
- When Required: Prior to property transfer
- Compliance Period: 90 days to complete repairs if issues found
- Note: Zero interest loans available for inspection and repair costs
- Official Information: Mounds View I/I Program
Orono
- When Required: Before selling or transferring property
- Fee: $250 residential, $750 commercial/multi-unit
- Validity: Certification remains valid until resale
- Official Information: Orono I/I Program
St. Anthony Village
- When Required: Before selling property
- Process: Property owner must hire contractor for televised sewer line inspection
- Resolution: If issues found, repairs must be made prior to sale
- Official Information: St. Anthony I/I Program
West St. Paul
- When Required: At time of sale
- Note: West St. Paul does NOT have a Truth in Sale of Housing or Point of Sale program, only an I/I inspection requirement
- Compliance Period: Varies based on type of repair
- Note: If sewer was fully lined or replaced, no further inspections for 25 years
- Official Information: West St. Paul I/I Program and West St. Paul Moving Information
Septic System Compliance Inspections
While Minnesota state law doesn't universally require septic inspections at the point of sale, many counties and municipalities have their own requirements. These inspections verify that private septic systems meet current standards for public health and environmental protection.
Counties Requiring Septic Compliance Inspections at Property Transfer
Washington County
- When Required: Prior to property transfer
- Exemptions: Not required if:
- A compliance inspection has been done and filed with Washington County in the last three years
- A new/replacement system has been installed with a certificate of compliance completed in the last five years
- Official Information: Washington County Septic Information
Carver County
- When Required: At property transfer
- Documentation Required: Certificate of compliance or funds in escrow
- Official Information: Carver County Septic Systems
Rice County
- When Required: At property transfer
- Exemptions: Not required if system was installed within the past five years or has a compliance certificate issued within the past three years
- Official Information: Rice County Septic Evaluation Requirements
Ramsey County (City of Ramsey)
- When Required: At property transfer
- Official Information: City of Ramsey Point of Sale Requirements (PDF)
Counties NOT Requiring Septic Inspections at Property Transfer
North Oaks (City in Ramsey County)
- When Required: Does NOT require a point-of-sale septic compliance inspection at property transfer
- Maintenance Requirement: Required to pump septic tanks every two years
- Important Notes:
- If a buyer/seller voluntarily obtains an inspection and the system is found non-compliant, there's a two-year window to replace it
- The sale can proceed, with replacement costs typically negotiated into the sale
- Certain situations like adding bedrooms or shoreland development do trigger mandatory inspections
- Contact: City Hall at 651-792-7750 for system information and compliance history
- Official Information: North Oaks Septic Information
Hennepin County
- When Required: Not required at property transfer; only disclosure of existence
- Note: By state law, seller must properly disclose information about the septic system
- Official Information: Hennepin County Septic Systems
Anoka County
- When Required: Not required at property transfer; only disclosure of existence
- Note: Has delegated septic regulation authority to cities and townships, so local requirements may vary
- Official Information: Anoka County Environmental Health Services
Well Disclosure and Testing Requirements
Minnesota state law requires well disclosure during property transfers but does not mandate testing or inspection in most counties:
State Requirements
- Well Disclosure: Sellers must disclose the location and status of all known wells on the property before signing a purchase agreement
- Documentation: Disclosure must be in writing and include information about whether wells are in use, not in use, or sealed
- Filing Requirement: A Well Disclosure Certificate must be filed with the Minnesota Department of Health at closing
- Official Information: Minnesota Well Disclosure
- Well Records: Minnesota Well Index (search tool for information about existing wells)
Dakota County
- When Required: At time of property transfer
- Tests Required: Water quality testing required by local ordinance
- Contact: Dakota County Environmental Services, 952-891-7556
- Official Information: Dakota County Well Requirements
Mortgage Lender Requirements
- Many lending institutions require well water testing (typically for coliform bacteria and nitrate) before approving loans
- FHA, VA, and Rural Development loans often have specific well testing requirements
- These tests usually must be collected by a health authority, laboratory, licensed sanitary engineer, or qualified uninterested party
Unused Wells
For unused wells, property owners have three options:
- Seal the well using a licensed well contractor
- Obtain a maintenance permit ($175 annual fee)
- Return the well to service
Unused or abandoned wells that are not properly sealed can provide a direct pathway for contaminants to enter groundwater resources.
Other Municipal Inspection Requirements
Some cities have unique requirements or have recently changed their policies:
Former Requirements (Now Discontinued)
- Brooklyn Park: No longer requires point-of-sale inspections (as of 2013)
- Crystal: No longer requires point-of-sale inspections (as of September 2015)
- Hopkins: Repealed Truth-in-Housing requirements (effective January 14, 2021)
- Osseo: No longer requires TISH inspections (as of January 2016)
- Robbinsdale: No longer requires point-of-sale inspections (per city ordinance)
What Home Sellers Need to Know
Understanding your municipality's requirements is crucial for a smooth selling process. Here are key takeaways:
- Start Early: Most inspections should be conducted before listing your property or within days of listing. Plan ahead to avoid delays.
- Budget Accordingly: Inspection costs typically range from $100-$300, with potential additional costs for any required repairs.
- Understand Repair Requirements: Some cities require repairs to be completed before closing, while others only require disclosure of issues.
- Prepare Your Property: Many issues can be addressed proactively:
- Check for and repair plumbing leaks
- Install necessary smoke detectors
- Add backflow preventers to outdoor faucets
- Ensure sump pumps are properly connected
- Address any visible code violations
- Keep Documentation: Maintain copies of all inspection reports and compliance certificates for closing.
- Negotiate When Possible: In some cities, buyers can agree to take responsibility for required repairs if sellers are unable to complete them. However, we strongly recommend that sellers resolve any city-required repairs prior to listing the property for sale. This approach typically leads to a smoother sale process, faster closings, and more effective marketing of your property. Completed repairs eliminate potential buyer concerns and can help you achieve a better sale price.
- Allow Time for Reinspection: If repairs are required, you'll need to schedule a reinspection to obtain your certificate of compliance.
Get Expert Guidance
Navigating point-of-sale requirements can be complicated, especially when selling a home that spans multiple jurisdictions or has unique features like private wells or septic systems.
As your local real estate experts, we can help you:
- Identify which inspections your specific property requires
- Connect you with licensed, reputable inspectors
- Develop a strategy to address any issues discovered
- Coordinate timing to ensure your sale proceeds smoothly
- Negotiate repair responsibilities when appropriate
Don't let inspection requirements delay your closing or create unnecessary stress. Contact us today for a personalized consultation about selling your Minnesota home. Our local expertise will help ensure your transaction proceeds smoothly from listing to closing.
This guide was last updated on March 22, 2025. Municipal requirements can change frequently, and website links may be updated. Always verify current regulations with your local government or trusted real estate professional.
